7891 Beachland · Riviera Beach, MD 21226

$334,900

3 bd · 1.5 ba · 1,254 sqft · Condo public records · 16 Days on market

Built 1993 $267/sqft · at area comps Est $320k · at est. $230/mo HOA · 9% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.3/30.0
• Appreciation +8.9/10.0
• ARV discount +5.4/15.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

Key facts

• $230 HOA
• 3 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee of $230; HOA covers common area maintenance, management, pool(s), recreation facility, road maintenance, snow removal and trash

Exterior

• Parking: Three parking spaces in a parking lot / off-street parking
• Utilities: Public water; Public sewer
• Home design: Condominium ownership; Interior townhouse/rowhouse
• Construction: Brick construction; Slab foundation; Above-grade and below-grade structures
• Exterior features: Community pool; Common grounds and recreation facilities (community amenities include pool, tennis, basketball, playgrounds, jogging/walk paths, dog park, pier/dock, boat ramp, beach and water/lake privileges)

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Electric heating and hot water; Electric cooling
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (19.9% below list).
• Recommended offer: $268k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#280 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, cost of living D, amenities F.
• Anne Arundel County Public Schools (suburban): math 20% / reading 37% proficiency, ranked #10 of 24 in MD (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Monarch Global Academy Pcs Laurel Campus (math 13% / reading 28%, grade F, #341 of 860 statewide, top 40%, 830 students, 53% FRL); Northeast Middle (math 6% / reading 32%, grade F, #155 of 225 statewide, top 70%, 882 students, 49% FRL); Northeast High (math 24% / reading 57%, grade F, #130 of 222 statewide, top 58%, 1,390 students, 44% FRL) — zoned schools average 48% FRL vs 25% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,303 units permitted in Anne Arundel County in 2024 (299 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (7.8% local appreciation)).
• Anne Arundel County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $268,392 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $320,229
• List price: $334,900
• Delta: 4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.25×
• Total profit: $116,921
• Equity at exit: $248,754

10-year hold

• IRR: 16.3%
• Equity multiple: 4.74×
• Total profit: $350,986
• Equity at exit: $488,453

Cash invested: $93,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21226

• Home prices YoY: 2.5%
• Active inventory: 45
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$140
• HOA: −$230
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-248

Break-even live

Break-even rent $2,997

Max offer price $291,148

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-153	+0% $-248	+5% $-342	+10% $-437
Rent	-10% $-460	-5% $-354	+0% $-248	+5% $-142	+10% $-36
Rate	-1.0pp $-79	-0.5pp $-162	base $-248	+0.5pp $-334	+1.0pp $-423

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	5d	1	0.09mi
1346 Riverwood Way Stoney Beach, MD	3.0	3.0	1500	$2,700	$1.80	0d	1	0.09mi
1346 Riverwood Way Stoney Beach, MD	3.0	2.5	1500	$2,700	$1.80	4d	1	0.09mi
1122 Hilltop Rd Orchard Beach, MD	3.0	2.0	1041	$2,399	$2.30	25d	1	0.32mi
8436 Bay Dr Pasadena, MD	4.0	3.0	1004	$3,200	$3.19	25d	1	0.61mi
216 Dunlap Rd Pasadena, MD	4.0	2.0	1110	$3,000	$2.70	45d	1	1.30mi
8582 Beacon Point Rd Pasadena, MD	3.0	1.5	1159	$2,650	$2.29	4d	1	1.31mi
950 Nabbs Creek Rd Glen Burnie, MD	4.0	3.5	1752	$6,500	$3.71	25d	1	1.34mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,050	$1.37	16d	1	1.39mi
329 Bar Harbor Rd Pasadena, MD	2.0	1.0	1500	$2,150	$1.43	12d	1	1.39mi
959 Mount Desert Harbour Pasadena, MD	3.0	1.5	1400	$2,600	$1.86	25d	1	1.40mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	5d	1	1.48mi
8561 Skipjack Pl Pasadena, MD	3.0	2.5	1670	$2,900	$1.74	6d	1	1.48mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-08
   listed $334,900 Active 1449-char remark
2. 2026-05-04
   historical $334,900 1449-char remark
3. 2022-10-13
   soldstatus $285,000
4. 2022-10-11
   soldstatus $285,000 Closed 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

5. 2022-09-11
   status Pending 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

6. 2022-09-11
   price $285,000 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

7. 2022-09-11
   historical 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

8. 2022-09-09
   listed $269,999 Active 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

9. 2022-09-06
   historical $269,999 930-char remark

   Show marketing remark (930 chars)

   Welcome to 7891 Beachland Ct, a well-maintained townhome located in the water oriented, amenity rich community of Stoney Beach. Enjoy the serene views and peaceful sounds of waterfront living without the price tag. Stoney Beach community includes a waterfront boardwalk, playground facilities, dog park and a community pool. This two story townhome features 3 bedrooms and 1.5 bath and recent updates include updated Over sized Luxury Walk-in shower, new carpet and fresh paint. The back yard is perfect for entertaining or relaxing on the deck and is very low maintenance; including artificial turf for your furry friends. Conveniently located within minutes of 695, giving you quick access to Baltimore, Annapolis and Fort Meade, shopping and restaurants. If you’re looking for the perfect starter home with great community amenities your search stops here. please submit highest and best by 7pm Sunday September 11, 2022

10. 2001-02-02
    soldstatus $105,000
11. 1995-11-24
    soldstatus $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $2,906 · $242/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$372/yr (+$31/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,207
• − Mortgage interest: −$18,760
• − Property taxes: −$2,906
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$2,760
• − Depreciation: −$9,743
• Taxable loss: −$8,789
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-863/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anne Arundel County Public Schools
• NCES district ID: 2400060
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $87,880
• Composite: 28.52/100
• National rank: #6733
• State rank: #10 of 24 in MD

Livability — Riviera Beach

• Score: 64/100
• State rank: #280
• US rank: #14429

Category grades

Amenities F Commute F Cost of living D Crime D Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riviera Beach, MD
• Population (ZIP): 6,593

Population outlook (Anne Arundel County) Hauer SSP2

• Today (2025): 617,384 people
• By 2030: 642,094 · +4.0%
• By 2040: 686,621 · +11.2%
• By 2050: 723,031 · +17.1%
• By 2075: 809,346 · +31.1%
• By 2100: 837,658 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Black 18% Two or more races 13% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 7% Romanian 2% Scotch-Irish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Anne Arundel

• 2024 margin: D (+13.9) · D 55.7% · R 41.7% · Other 2.6%
• 2008→2024 swing: +15.7pp toward D · 2008: -1.8pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+14.5 2016: D+0.7 2012: R+0.9 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 318.79
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+252.5% since first listed

13 events — show timeline

• 2026-06-17 Sold (MLS) $334,900 BRIGHT MLS
• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-08 Listed $334,900 BRIGHT MLS
• 2026-05-04 Coming Soon $334,900 BRIGHT MLS
• 2022-10-13 Sold (Public Records) $285,000 Public Records
• 2022-10-11 Sold (MLS) $285,000 BRIGHT MLS
• 2022-09-11 Pending — BRIGHT MLS
• 2022-09-11 Listing Removed — BRIGHT MLS
• 2022-09-11 Price Changed $285,000 BRIGHT MLS
• 2022-09-09 Listed $269,999 BRIGHT MLS
• 2022-09-06 Coming Soon $269,999 BRIGHT MLS
• 2001-02-02 Sold (Public Records) $105,000 Public Records
• 1995-11-24 Sold (Public Records) $95,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,906 · +7.6% YoY. Source: county tax records.